2329 20th Street Ensley S · Birmingham, AL 35218

$69,900

3 bd · 1.0 ba · 1,576 sqft · SingleFamily public records · 1 Days on market

Built 1920 6,969 sqft lot Est $87k · 19% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

VERY SPACIOUS HOME EASY ACCESS TO THE INTER-STATE

Key facts

• 6,969 sq ft lot
• Built 1920

Property features AI

Finance

• Other: Property is approximately 0.16 acres; Fire, garbage, and library fees are included
• HOA & community: No association fee

Exterior

• Parking: Off-street parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability unknown
• Home design: Existing structure; Not tri-level, split-level, split-foyer, loft, or log home
• Construction: Siding (other); Crawl space foundation
• Exterior features: Porch

Interior

• Kitchen: Laminate countertops; Kitchen on the main level
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating; No air conditioning
• Interior features: Ceilings: other (see remarks); No built-in interior features listed
• Laundry & utility: Main-level laundry with washer hookup; Electric dryer hookup; Attic present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 14.5% vs local median 6.2% in Birmingham — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#78 in AL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime F, employment F.
• Birmingham City (urban): math 4% / reading 20% proficiency, ranked #116 of 129 in AL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Minor Elementary School (math 0% / reading 14%, grade F, #601 of 627 statewide, top 98%, 454 students, 90% FRL).
• Market conditions: 50 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• At $1,254/mo this rent would consume 49% of the median local household income ($31k/yr) (locally 621% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $483 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $70k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.79% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.35%
• DSCR: 2.31
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $86,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 22nd St Ensley	0.18mi	4/1.0 (+1)	1,495 (-5%)	4mo	$87,500	$59	75
2321 22nd St Ensley	0.17mi	3/1.5	1,388 (-12%)	0mo	$77,000	$55	70
2517 Avenue	0.39mi	4/1.5 (+1)	1,638 (+4%)	1mo	$114,429	$70	67
2720 23rd St W	0.41mi	3/1.0	1,692 (+7%)	6mo	$45,000	$27	64
2671 20th St W	0.32mi	3/2.0	1,428 (-9%)	2mo	$205,000	$144	63
1319 Court R	0.40mi	3/2.0	1,450 (-8%)	6mo	$39,900	$28	60
2728 20th Place Ensley	0.38mi	3/1.0	1,344 (-15%)	1mo	$47,000	$35	56
2436 29th St W	0.54mi	3/1.0	1,398 (-11%)	2mo	$98,100	$70	54
2854 20th St W	0.64mi	3/1.5	1,634 (+4%)	10mo	$62,000	$38	54
2627 28th St	0.38mi	3/2.0	1,412 (-10%)	8mo	$179,900	$127	54
3100 Pike Rd	0.67mi	3/1.0	1,461 (-7%)	6mo	$81,000	$55	51
1711 7th Ave W	0.67mi	3/1.0	1,359 (-14%)	4mo	$57,000	$42	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.20×
• Total profit: $23,573
• Equity at exit: $15,080

10-year hold

• IRR: 32.6%
• Equity multiple: 4.27×
• Total profit: $63,929
• Equity at exit: $14,354

Cash invested: $19,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35218

• Home prices YoY: -0.9%
• Active inventory: 50
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$367
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $479

Break-even live

Break-even rent $648

Max offer price $69,900

Occupancy floor 57%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2356 22nd Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1500	$985	$0.66	23d	1	0.11mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1500	$1,550	$1.03	3d	1	0.19mi
2609 20th Street Ensley Birmingham, AL	3.0	2.0	1229	$1,550	$1.26	43d	1	0.19mi
2621 20th Street Ensley Birmingham, AL	3.0	1.0	1117	$1,295	$1.16	43d	1	0.21mi
2337 23rd Street Ensley Birmingham, AL	3.0	1.0	1446	$1,295	$0.90	43d	1	0.22mi
2714 17th Street Ensley Birmingham, AL	4.0	2.0	1976	$1,553	$0.79	3d	1	0.29mi
2523 16th street Ensley Unit ENSLEY Birmingham, AL	4.0	2.0	1584	$1,300	$0.82	43d	1	0.30mi
2528 25th Street Ensley Birmingham, AL	3.0	1.0	1563	$1,100	$0.70	43d	1	0.33mi
2426 Avenue U Unit U Birmingham, AL	3.0	2.0	1260	$1,175	$0.93	19d	1	0.36mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1350	$1,500	$1.11	3d	1	0.38mi
2720 23rd Street Ensley Birmingham, AL	4.0	2.0	1692	$1,500	$0.89	19d	1	0.38mi
2108 25th Street Ensley Birmingham, AL	4.0	2.0	1446	$1,300	$0.90	43d	1	0.38mi
2213 25th Street Ensley Birmingham, AL	4.0	2.0	1197	$1,150	$0.96	10d	1	0.39mi
2712 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1232	$1,099	$0.89	23d	1	0.40mi
1720 Cullman Ave Unit 2 Birmingham, AL	3.0	1.0	1174	$899	$0.77	21d	1	0.40mi
1720 Cullman Ave Unit 3 Birmingham, AL	3.0	2.0	1174	$950	$0.81	43d	1	0.40mi
1825 18th Street Ensley Unit ENSLEY Birmingham, AL	3.0	1.0	1316	$1,123	$0.85	43d	1	0.46mi
2037 26th Street Ensley Birmingham, AL	3.0	1.0	1074	$995	$0.93	43d	1	0.47mi
2436 Avenue S Birmingham, AL	4.0	2.0	1800	$1,400	$0.78	3d	1	0.48mi
2348 Court R Birmingham, AL	3.0	2.0	1792	$1,769	$0.99	1d	1	0.56mi
2709 30th Street Ensley Birmingham, AL	4.0	2.0	1410	$1,323	$0.94	2d	1	0.56mi
2304 Eufaula Ave Birmingham, AL	3.0	1.0	1381	$980	$0.71	43d	1	0.57mi
2309 Eufaula Ave Birmingham, AL	4.0	2.0	1454	$1,395	$0.96	23d	1	0.59mi
2920 24th Street Ensley Unit ENSLEY Birmingham, AL	3.0	2.0	1800	$1,050	$0.58	23d	1	0.63mi
3113 Pike Rd Birmingham, AL	3.0	2.0	1143	$1,275	$1.12	43d	1	0.67mi
3017 Ensley Ave Birmingham, AL	3.0	1.0	1540	$1,400	$0.91	1d	1	0.70mi
1642 Graymont Ave W Birmingham, AL	3.0	1.0	1219	$1,090	$0.89	2d	1	0.71mi
1701 4th Ter W Birmingham, AL	4.0	2.5	1977	$1,550	$0.78	23d	1	0.72mi
1616 28th Street Ensley Birmingham, AL	3.0	1.0	1081	$1,100	$1.02	43d	1	0.83mi
1621 2nd Ct W Birmingham, AL	3.0	1.0	1074	$1,095	$1.02	43d	1	0.84mi
1724 30th Street Ensley Birmingham, AL	4.0	2.0	1428	$1,395	$0.98	16d	1	0.84mi
3009 Prince Ave Birmingham, AL	3.0	2.0	1176	$1,095	$0.93	23d	1	0.85mi
1701 Avenue I Unit I Birmingham, AL	4.0	2.0	1509	$1,225	$0.81	2d	1	0.85mi
1701 Avenue I Unit I Birmingham, AL	3.0	1.0	1140	$1,200	$1.05	3d	1	0.85mi
1532 Graymont Ave W Birmingham, AL	4.0	2.0	1913	$1,150	$0.60	43d	1	0.86mi
820 17th Street Ensley Birmingham, AL	3.0	2.0	1336	$1,250	$0.94	43d	1	0.87mi
1633 29th Street Ensley Birmingham, AL	3.0	2.0	1658	$1,200	$0.72	43d	1	0.88mi
1521 27th Street Ensley Birmingham, AL	3.0	2.0	1120	$1,000	$0.89	43d	1	0.91mi
811 17th Aly Birmingham, AL	4.0	1.0	1146	$1,050	$0.92	10d	1	0.91mi
1545 29th Street Ensley Birmingham, AL	3.0	1.5	1331	$1,200	$0.90	43d	1	0.95mi

Listing history 3 events

1. 2026-05-09
   status Pending
2. 2026-05-07
   listed $69,900 Active
3. 1994-08-04
   soldstatus $31,689

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $1,393 · $116/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,045
• − Mortgage interest: −$3,915
• − Property taxes: −$1,393
• − Insurance: −$350
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,033
• Taxable income: $4,946
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $4,557/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Birmingham City
• NCES district ID: 0100390
• Math proficiency: 4% ▼ -17.00%
• Reading proficiency: 20% ▼ -4.00%
• Median HH income: $31,988
• Composite: 9.49/100
• National rank: #9850
• State rank: #116 of 129 in AL

Livability — Birmingham

• Score: 67/100
• State rank: #78
• US rank: #10412

Category grades

Amenities C- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Birmingham, AL
• County: Jefferson County · 527,445 people
• City population: 210,422
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 6,981
• Household income: $30,739
• Rent vs Own: 63.9% rent · 36.1% own
• Severe rent burden: 621.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (76%)
• Race & ethnicity: Black 76% Two or more races 17% White 5% Hispanic / Latino 4%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.54%
• Current HPI: 170.4053
• Rent YoY: —
• Metro: Birmingham-Hoover, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+120.6% since first listed

3 events — show timeline

• 2026-05-09 Pending — Greater Alabama MLS
• 2026-05-07 Listed $69,900 Greater Alabama MLS
• 1994-08-04 Sold (Public Records) $31,689 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,393 · +0.0% YoY. Source: county tax records.